Much to our surprise we have been advised by our mortgage adviser that my Bacup the law firm I have appointed is not on the bank Solicitor panel. What can I do to be certain if this is indeed the case?

Your first step should be to contact your Bacup conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.

I am acquiring a house for cash in Bacup. I have resided for the last 15 years in Bacup. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a mortgage, then almost all of the Bacup conveyancing searches are at your discretion. Your solicitor will ’encourage you, perhaps strongly, that you should have searches done, but she is duty bound to do this. One thing to bear in mind; if you are likely to sell the house in the future, it will be of interest to your prospective purchaser what the searches disclose. Sometimes houses with day to day issues can still reveal negative search results. A competent conveyancing solicitor in Bacup should provide you some helpful advice here.

Having sold my house in Bacup last November but the buyer keeps telephoning daily complaining that their conveyancer needs to hear from mine. What are the post completion sale legalities following completion?

Following your sale your lawyer is duty bound to send the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. Where appropriate, your solicitor must also send confirmation that the home loan has been redeemed to the purchasers conveyancers. There is unlikely to be post completion procedures peculiar conveyancing in Bacup.

I'm buying a new build house in Bacup with a mortgage from . The sellers refused to reduce the amount so I negotiated £7000 of extras instead. The sale representative told me not disclose to my lawyer about this deal as it may impact my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Bacup Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying

Are any of leasehold owners in arrears of their service charge liability? How is the lease structured? This information is useful as a) areas can result in problems for the building as the communal areas may begin to deteriorate where repairs remain unpaid b) if the tenants have a dispute with the managing agents you will wish to have complete disclosure